<html>
<head>
	<meta charset="utf8"> 
	
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	<link rel="stylesheet" type="text/css" href="./style.css" />

	
	<style>
		
		body {
			padding: 10px;
			margin: 0px;
			font-family: 'Sans Serif';
/* 			width: 100% !important; */
		}
		
		th {
			color: #222222;
			background-color: #7a9a15;
		}
	
		td, th {
			border: 1px solid #7a9a15;
			padding-top: 5px;
			padding-bottom: 5px;
			padding-left: 10px;
			padding-right: 5px;
			
			white-space: nowrap;
		}
		table {
			border-collapse: collapse;
		}
		
		td > a {
			color: #bada55;
		}
		td > a:visited {
			color: #bada55;
		}
		
		li {
			padding-bottom: 2px;
		}
	
	.amort_table tbody tr:nth-child(3n) {
		background-color: #333333;
	}
	.amort_table tbody tr:nth-child(12n) td {
		border-bottom-width: 4px !important;
	}
	
	input[type=edit] {
		background-color: #444444;
		color: #dddddd;
	}
	
	
	.amort_table {
		text-align: right;
	}
	
	.kidleft > * {
		float: left;
	}
	
	.kidleft {
		overflow: auto;
		zoom: 1;
	}
	
	.item {
		margin-bottom: 10px;
	}
	
	.container {
		padding: 10px;
		border: 1px solid #bada55;
		width: 600px;
	}
	
	.container-box {
		width: 100%;
		overflow: auto;
		zoom: 1;
	}
	
	
	
	.left {
		float: left;
		display: block;
	}
	
	.go {
		margin: 20px;
	}
	
	
	/* chart */
	.mg-x-axis text, .mg-y-axis text, .mg-histogram .axis text {
		fill: #fff;
	}
	
	.mg-markers text {
		fill: #fff;
	}
	text {
		fill: #fff;
	}
	.mg-active-datapoint {
		fill: #fff;
	}
	
	.mg-line6-color, .mg-line6-legend-color, .mg-hover-line6-color, .mg-area6-color {
		stroke: purple;
		fill: purple;
	}

	.mg-line7-color, .mg-line7-legend-color, .mg-hover-line7-color, .mg-area7-color {
		stroke: cyan;
		fill: cyan;
	}

	.mg-line8-color, .mg-line8-legend-color, .mg-hover-line8-color, .mg-area8-color {
		stroke: pink;
		fill: pink;
	}
	
	.mg-line9-color, .mg-line9-legend-color, .mg-hover-line9-color, .mg-area9-color {
		stroke: lime;
		fill: lime;
	}
	

	</style>

	<script src="http://ajax.googleapis.com/ajax/libs/jquery/1.8.0/jquery.min.js"></script>
	<script src="http://cdnjs.cloudflare.com/ajax/libs/floatthead/1.2.10/jquery.floatThead.min.js"></script>
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	<script src="lib.js"></script>
	<script src="calc.js"></script>
	<script src="footnotes.js"></script>
	
	<script>
		
		function min(a,b) { return a < b ? a : b };
		function max(a,b) { return a >= b ? a : b };
		
		var nextID = 1;
		var HB = {};
		
		Handlebars.registerHelper('df',  function(d, fmtStr) {
			if(typeof d == 'undefined' || d == null) {
				return 'Unknown';
			}
			var fs = typeof fmtStr == "string" ? fmtStr : "YYYY-MM-DD";
			return moment(d).format(fs);
		});
		
		Handlebars.registerHelper('$',  function(n) {
			return parseFloat(n).toMoney()
		});
		
		$(function() {
		
			$('script[type="x-application/handlebars"]').each(function() {
				HB[$(this).attr('name')] = Handlebars.compile($(this).html());
			});
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		$(function() {
			$('.editor [json]').val(''); // fuck you firefox
			$('.editor [json="date"]').val(moment().format('YYYY-MM-DD'));
		})

		
		Number.prototype.toMoney = function() { 
// 		return this;
			var str = (this.toFixed(2)+'').toString();
			var x = 3 - str.length;
			if(x > 0) {
				str = (x > 1 ? '00' : '0') + str ;
			}
			return str.replace(/\B(\d\d)$/, '.$1').replace(/\B(?=(\d{3})+(?!\d))/g, ",");
		};
		</script>
	
	<script>
		
		//var mon_interest = ARP / 12; // only works for /APR/, not "annual interest rate"
		
		
		function makeRow() {
			return $('<tr>' + Array.prototype.slice.apply(arguments).map(function(x) { return '<td>' + (x.toMoney && x.toMoney() || x) + '</td>' }).join(' ') + '</tr>');
		}
		
		
		
		function prettyPeriod(n) {
			var y = Math.floor(n / 12);
			var mons = ['Jan', 'Feb', 'Mar', 'Apr', 'May', 'Jun','Jul', 'Aug', 'Sep', 'Oct', 'Nov', 'Dec'];
			var m = mons[n % 12];
			return m + ', ' + y;
		}
		
		function whyIsntThisBuiltIn(qstr) {
			return _.object(qstr.split('&').map(function(c) {
				return c.split('=').map(decodeURIComponent);
			}));
		}
		
		
		// initialize any values given in the url
		$(function(){ 
			var d = _.mapObject(whyIsntThisBuiltIn(window.location.hash.replace(/^#/, '')), parseFloat);
			
			for(var k in d) {
				$('[data-json="'+k+'"]').val(d[k]);
			}
		});
		
		
		// 2015
//		var taxBrackets = {
//			single: {
/*				
				9225: 10, 
15 	9226
25 	37451 
28 	90751 
33 	189301 
35 	411501 
39.6 	413201


10% 	Up to $18,450
15% 	$18,451 to $74,900 
25% 	$74,901 to $151,200 
28% 	$151,201 to $230,450 
33% 	$230,451 to $411,500 
35% 	$411,501 to $464,850 
39.6% 	$464,851 or more 
			

10% 	Up to $9,225 	
15% 	9,226 to $37,450 
25% 	$37,451 to $75,600 
28% 	$75,601 to $115,225 
33% 	$115,226 to $205,750 	
35% 	$205,751 to $232,425 
39.6% 	$232,426 or more 
			

10% 	Up to $13,150
15% 	$13,151 to $50,200
25% 	$50,201 to $129,600
28% 	$129,601 to $209,850
33% 	$209,851 to $411,500
35% 	$411,501 to $439,000
39.6% 	$439,001 or more
	*/		
			
		
		
		
		/*
		
		ROIC
		income tax deductions
		price/sqft
		warning about roof replacement
		total liability
		total appreciation - total maintenance
		rental income
		
		"other" monthly/yearly costs 
		*/
		function calcTable(parentClass) {
			
			var pn = $('.' + parentClass + '-form');
			
			var d = grabData($('.' + parentClass + '-form'));
			console.log(d);
			window.location.hash = $.param(d);
			
// 			
// 			var app_rate = 0;
// 			var app_or_resell = pn.find('[name="apporsales"]:checked').val();
// 			if(app_or_resell == 'app') {
// 				app_rate = parseFloat(pn.find('[data-json="app_rate"] input[type="edit"]').val()) * .01;
// 			}
// 			else {
// 				var resell_price = parseFloat(pn.find('[data-json="resell_price"]').val());
// 				var resell_months = parseFloat(pn.find('[data-json="resell_months"]').val());
// 				var resell_closing_costs = parseFloat(pn.find('[data-json="resell_closing_costs"]').val());
// 				var resell_profit = resell_price - sales_price - resell_closing_costs;
// 				app_rate = .01 * (resell_profit / 12 / 12 / resell_months); // BUG: needs to be compound with respect to sales_price
// 			}
// 			
			
			var mc = mortgage_calc(d);
			var data = mc.time_series;

			
			// nominal dollars
			var table = $('.' + parentClass + '.amort_table.nominal tbody');
			table.html('');
			
			for(var i = 0; i < d.loan_term * 12; i++) {
				table.append(makeRow(
					prettyPeriod(data.period[i]),
					data.loan_balance[i],
					// ltv
					data.pmi[i],
					data.insurance[i],
					data.payment[i],
					data.interest[i],
					data.principle[i],
					data.house_value[i],
					data.appreciation[i],
					data.acc_appreciation[i],
					data.overhead[i],
					data.net_gain[i]
					
				));
			}
			
			// real dollars
			table = $('.' + parentClass + '.amort_table.real tbody');
			table.html('');
			
			for(var i = 0; i < d.loan_term * 12; i++) {
				table.append(makeRow(
					prettyPeriod(data.period[i]),
					data.inf_loan_balance[i],
					// ltv
					data.inf_pmi[i],
					data.inf_insurance[i],
					data.inf_payment[i],
					data.inf_interest[i],
					data.inf_principle[i],
					data.inf_house_value[i],
					data.inf_appreciation[i],
					data.inf_acc_appreciation[i],
					data.inf_overhead[i],
					data.inf_net_gain[i]
					
				));
			}
			
			$('.pie-chart').html('');
			mkChart('.pie-chart', "Monthly Cash Flow, Nominal Dollars", [
				['Principle', data.principle], 
				['Interest', data.interest],
				['Appreciation', data.appreciation],
				//['Direct Costs', data.direct_costs],
				//['Overhead', data.overhead],
				['Total Costs', data.total_costs],
			]);
			
			$('.infpie-chart').html('');
			mkChart('.infpie-chart', "Monthly Cash Flow, Inflation Adjusted", [
				['Principle', data.inf_principle], 
				['Interest', data.inf_interest],
				['Appreciation', data.inf_appreciation],
				//['Direct Costs', data.direct_costs],
				//['Overhead', data.overhead],
				['Total Costs', data.inf_total_costs],
			]);
			
			$('.loan-chart').html('');
			mkChart('.loan-chart', "Loan, Nominal Dollars", [
				['House Value', data.house_value], 
				//['Appreciation', data.acc_appreciation],
				['Equity', data.equity],
				//['Direct Costs', data.acc_direct_costs],

				['Loan Balance', data.loan_balance],
				['Interest Paid', data.acc_interest],
			]);
			
			$('.infloan-chart').html('');
			mkChart('.infloan-chart', "Loan, Inflation Adjusted", [
				['House Value', data.inf_house_value], 
				//['Appreciation', data.inf_acc_appreciation],
				['Equity', data.inf_equity],
 				//['Direct Costs', data.inf_acc_direct_costs],
 				['Loan Balance', data.inf_loan_balance],
 				['Interest Paid', data.inf_acc_interest],
			]);
			
			$('.hae-chart').html('');
			mkChart('.hae-chart', "Capital, Nominal Dollars", [
				['House Value', data.house_value], 
				//['Appreciation', data.acc_appreciation],
				['Equity', data.equity],
				//['Direct Costs', data.acc_direct_costs],
				['Cash Outlay', data.cash_spent],
				//['Loan Balance', data.loan_balance],
				['Net Gain', data.net_gain],
				//['Interest Paid', data.acc_interest],
				['Ref @ ' + (d.reference_rate*100) + '%', data.reference_line],
			]);
			
			$('.infcap-chart').html('');
			mkChart('.infcap-chart', "Capital, Inflation Adjusted", [
				//['Appreciation', data.inf_acc_appreciation],
				['Equity', data.inf_equity],
 				//['Direct Costs', data.inf_acc_direct_costs],
				['Cash Outlay', data.inf_cash_spent],
 				['Net Gain', data.inf_net_gain],
 				['Gross Gain', data.inf_gross_gain],
 				['Ref @ ' + (d.reference_rate*100) + '%', data.inf_reference_line],
			]);
			
			return;
		};

		
		
		
		
		$(function() {
			$('.go').click(function(e) {
				e.preventDefault(); 
				calcTable('mortgage'); 
// 				calcAppartment('appartment');
			});
			
			$('[name="apporsales"]').click(function(e) {
				var app_or_resell = $('[name="apporsales"]:checked').val();
				if(app_or_resell == 'app') {
					$('[data-json="app_rate"] input[type="edit"]').removeAttr('disabled');
					$('[data-json="resell_price"]').attr('disabled','disabled');
					$('[data-json="resell_months"]').attr('disabled','disabled');
					$('[data-json="resell_closing_costs"]').attr('disabled','disabled');
				}
				else {
					$('[data-json="app_rate"] input[type="edit"]').attr('disabled','disabled');
					$('[data-json="resell_price"]').removeAttr('disabled');
					$('[data-json="resell_months"]').removeAttr('disabled');
					$('[data-json="resell_closing_costs"]').removeAttr('disabled');
				}
				
			});
			
			
			// fill in the chart options
			var chart_options = [
				{n: 'pmi', l: 'PMI', tt: 'Private Mortgage Insurance. Required for loans with less than 20% equity.' },
				{n: 'payment', l: 'Payment' },
				{n: 'interest', l: 'Interest' },
				{n: 'principle', l: 'Principle'},
				{n: 'insurance', l: 'Homeowner\'s Insurance'},
				{n: 'house_value', l: 'House Value'},
				{n: 'appreciation', l: 'Appreciation (monthly)'},
				{n: 'loan_balance', l: 'Loan Balance'},
				{n: 'equity', l: 'Equity'},
				{n: 'overhead', l: 'Overhead'},
				{n: 'cash_spent', l: 'Cash Spent'},
				{n: 'gross_gain', l: 'Gross Gain'},
				{n: 'net_gain', l: 'Net Gain'},
				{n: 'reference_line', l: 'Reference Line'},
				{n: 'total_costs', l: 'Total Costs'},
				{n: '', l: ''},
			
			];
		
			
			/*
			$('.chart-options').html('').append(chart_options.map(function(co) { 
				if(co.n == '') return '';
				return $('<div><input type="checkbox" name="'+co.n+'" /><label>'+co.l+'</label></div>');
			}));
			*/
			
			
			//$('.amort_table').floatThead({useAbsolutePositioning: false});
		});
	</script>
	
	
</head>
<body>
	<h2>No data is sent to a server. All information is private to your browser and the url string.</h2> 
	
	<div class="tab-group mortgage-form"> 
	
		<div title="Mortgage" class="container-box tab active">
			<scalar name="apr" default="4.99" type="percent">Loan APR</scalar>
			<scalar name="purchase_price" default="250000" type="dollars">Purchase Price</scalar>
			<scalar name="loan_amount" default="220000" type="dollars">Loan Amount</scalar>
			<scalar name="loan_term" default="30" type="time">Loan Term</scalar>
			<scalar name="closing_costs" default="15000" type="dollars">Closing Costs</scalar>
			<scalar name="pmi_rate" default="0.52" type="percent">Mortgage Insurance Rate</scalar>
			
			<radio name="appreciation_mode" title="Appreciation">
				<opt title="Estimate Rate" value="rate" default="true">
					<scalar name="app_rate" default="6" type="percent">Appreciation Rate</scalar>
					
				</opt>
				<opt title="Calculate Actual" value="actual">
					<scalar name="resell_price" default="280000" type="dollars">Resale Price</scalar>
					<scalar name="resell_months" default="24" type="time">Months After Purchase</scalar>
					<scalar name="resell_closing_costs" default="0" type="dollars">Resell Closing Costs</scalar>
				</opt>
			</radio>
			
			<scalar name="house_area" type="number" default="2000">Living Area, in Square Feet</scalar>
			<choose name="rooftype" type="roof_types">Roof Type</choose>
			<scalar name="roof_age" type="number" default="10">Roof Age, in Years</scalar>
			
			
			<scalar name="maint_yearly" default="1200" type="dollars">Yearly Maintenance Cost (Not including monthy costs)</scalar>
			<scalar name="maint_monthly" default="120" type="dollars">Monthly Maintenance Cost (Not including yearly costs)</scalar>
			
			<scalar name="bills_monthly" default="300" type="dollars">
				Monthly Electric and Utilities (All house-related bills, not including maintenance above)
			</scalar>
			
			<scalar name="other_fees_monthly" default="" type="dollars">
				Other Monthly Fees Not Included Above (HOA Fees, Clubhouse Membership, etc.)
			</scalar>
			
			<scalar name="commute_costs" default="200" type="dollars">
				Monthly Commute Cost (Gas or Transit Passes)
			</scalar>
			
			<scalar name="monthly_rental_income" default="" type="dollars">
				Net Rental Income, Monthly
			</scalar>
			
			<scalar name="reference_rate" default="11" type="percent">
				Reference Line APR 
				<footnote>
					Investment of the <b>downpayment</b> at the specified rate 
					over the same time period
				</footnote>
			</scalar>
			
			<scalar name="property_tax_rate" default="1.2" type="percent">
				Annual Property Tax Rate
			</scalar>
			
			<button class="next-tab">Next</button>
		</div>
		
		<div title="Apartment" class="container-box appartment-form tab" style="display:none;">
			
			<h3>The cheapest acceptable apartment as an alternative.</h3> 
			
			<scalar name="monthly_rent" default="700" type="dollars">Monthly Rent</scalar>
			<scalar name="ref_deposit" default="700" type="dollars">Refundable Deposit</scalar>
			<scalar name="non_ref_fees" default="100" type="dollars">Non-refundable Deposit &amp; Fees</scalar>
			
			<scalar name="ri_amount" default="0" type="dollars">
				Monthly Renter's Insurance Amount
			</scalar>
				
			<scalar name="bills_monthly" default="150" type="dollars">
				Monthly Electric and Utilities
			</scalar>
			
			<scalar name="other_fees_monthly" default="" type="dollars">
				Other Monthly Fees Not Included Above (Parking, etc.)
			</scalar>
			
			<scalar name="commute_costs" default="100" type="dollars">
				Monthly Commute Cost (Gas or Transit Passes)
			</scalar>
			
			<button class="next-tab">Next</button>
		</div>
		
		<div title="General" class="container-box appartment-form tab" style="display:none;">
			
			<scalar name="inflation_rate" default="6" type="percent">
				Inflation Rate <footnote>In the long term on the grand scale, appreciation 
				cannot be higher than inflation.</footnote>
			</scalar>
			
			<scalar name="monthly_savings" default="500" type="dollars">
				Net monthly income <b>except</b> housing costs 
				<footnote>
					This is how much your bank account would grow every month, except housing
					related costs, if you didn't buy anything you didn't absolutely need.  
				</footnote>
			</scalar>
			
			
			<button class="go">Calculate!</button>
			
		</div>
		
	</div>
	
	<br><br>
<!--

			<fieldset>
				<legend>Roof</legend>
				<label>Age (years)</label>
				<input data-json="roof_age" type="edit" value="5" />
				
				<label>Type</label>
				<select data-json="roof_type">
					<option value="asphalt_shingle" selected>Asphalt Shingle</option>
					<option value="rolled_asphalt">Tar/Rolled Asphalt (flat roofs only)</option>
					<option value="metal">Metal</option>
					<option value="tile">Tile, Slate, or Clay</option>
					<option value="wood_shingle">Wood Shingle</option>
				</select>

				<label>Pitch</label>
				<select data-json="roof_pitch">
					<option value="flat">Flat</option>
					<option value="2_12">Not very steep at all</option>
					<option value="4_12" selected>Fairly average</option>
					<option value="6_10">Rather steep, about 45 degrees</option>
					<option value="8_12">Incredibly dangerous</option>
				</select>
			</fieldset>
			
			<fieldset>
				<legend>Taxes</legend>
				Annual Property Tax Rate
				<div class="item editable">
					<input data-json="property_tax_rate" type="edit" value="1.2" />
				</div>
			<!--
				Adjusted Gross Income (not including house/mortgage tax deductions): (taxable income after deductions)
				<div class="item editable">
					<input data-json="annual_taxes" type="edit" value="0" />
				</div>

				Filing Status:
				<div class="item editable">
					<select data-json="tax_filing_status">
						<option selected value="single">Single</option>
						<option value="married">Married, Filing Jointly</option>
						<option value="mfs">Married, Filing Separately</option>
						<option value="head">Head Of Household</option>
					</select>
				</div> - ->
			</fieldset>
		
			Monthly Income after taxes and bills, not including housing.
			<div class="item editable">
				<input data-json="monthly_income_before_housing" type="edit" value="" />
			</div>

			Cheapest monthly rent for acceptable unit in area.
			<div class="item editable">
				<input data-json="cheapest_rent" type="edit" value="" />
			</div>
		
		</div-->
		
		<!--div class="container appartment-form left">
			<h4>Appartment</h4>
			
			Monthly Rent, Including Parking, Storage and Pet Fees:
			<div class="item editable" data-json="rent">
				<input type="edit" value="1400" />
			</div>
			
			Refundable Deposit:
			<div class="item editable" data-json="ref_deposit">
				<input type="edit" value="600" />
			</div>
		
			Non-refundable Deposit / Fees:
			<div class="item editable" data-json="non_ref_fees">
				<input type="edit" value="300" />
			</div>

			Monthly Renter's Insurance Amount:
			<div class="item editable" data-json="ri_amount">
				<input type="edit" value="10" />
			</div>
			
			Monthly Electric and Utilities (All appartment-related bills, not including maintenance above): 
			<div class="item editable" data-json="bills">
				<input type="edit" value="80" />
			</div>
			
			Monthly Commute Cost (Gas or Transit Passes):
			<div class="item editable" data-json="commute">
				<input type="edit" value="20" />
			</div>
		
		</div- ->
	</div-->
	
	
	
	<div class="chart-options"></div>
	
<!-- 	<canvas class="pie-chart" width="600" height="300"></canvas> -->
	<div class="pie-chart" ></div>
	<hr>
	<div class="infpie-chart" ></div>
	<hr>
	<div class="loan-chart" ></div>
	<hr>
	<div class="infloan-chart" ></div>
	<hr>
	<div class="hae-chart" ></div>
	<hr>
	<div class="infcap-chart" ></div>

	
	<br>
	<br>
	<br>
	<script>
	$(function() { $('.table-dollar-select').change(function(e) {
		//console.log($(this).val())
		$('.amort_table.mortgage').hide();
		$('.amort_table.mortgage.'+$(this).val()).show();
	})});
	</script>
	<h2>Figures Below In <select class="table-dollar-select"><option value="nominal">Nominal</option><option value="real" selected>Inflation Adjusted</option></select> Dollars</h2>
	<div class="left">
		<table class="amort_table mortgage nominal" style="display:none;">
			<thead>
				<tr>
					<th>EOM</th>
					<th>Starting Balance</th>
					
					<th>PMI</th>
					<th>Insurance</th>
					<th>Payment</th>
					<th>Interest</th>
					<th>Principle</th>
					<th>House Value</th>
					<th>Appreciation</th>
					<th>Total Appr.</th>
					<th>Overhead</th>
					<th>Net Gain</th>
					<!--th>Total Insurance</th>
					<th>Appreciation</th>
					<th>House Value</th>
					<th>Equity</th>
					<th>Tax Savings</th>
					<th>Overhead</th>
					<th>Monthly Costs</th>
					<th>Accumulated Costs</th>
					<th>Net Gain If Sold Now</th-->
				</th>
			</thead>
			<tbody>
			
			</tbody>
		</table>
		
		<table class="amort_table mortgage real" >
			<thead>
				<tr>
					<th>EOM</th>
					<th>Starting Balance</th>
					
					<th>PMI</th>
					<th>Insurance</th>
					<th>Payment</th>
					<th>Interest</th>
					<th>Principle</th>
					<th>House Value</th>
					<th>Appreciation</th>
					<th>Total Appr.</th>
					<th>Overhead</th>
					<th>Net Gain</th>
					<!--th>Total Insurance</th>
					<th>Appreciation</th>
					<th>House Value</th>
					<th>Equity</th>
					<th>Tax Savings</th>
					<th>Overhead</th>
					<th>Monthly Costs</th>
					<th>Accumulated Costs</th>
					<th>Net Gain If Sold Now</th-->
				</th>
			</thead>
			<tbody>
			
			</tbody>
		</table>
	</div>
	
	<!--div class="left">
		<table class="amort_table appartment">
			<thead>
				<tr>
					<th>EOM</th>
					<th>Rent</th>
					<th>Bills</th>
					<th>Monthly Costs</th>
					<th>Total Loss</th>
				</tr>
			</thead>
			<tbody>
			
			</tbody>
		</table>
	</div-->

				
	
	
	
</body>

</html>
